UpTown Park MHP
Nickerson, KS
Asking price
$139,000
Sites
6
Cap rate
10.20%
Price / site
$23,167
About this property
Uptown Park is a 6-lot manufactured housing community that also includes a one-bedroom single-family home, creating a diversified income. The single family home has been remodeled, providing a low-maintenance asset for new ownership. Current lot rent is $200 per month, with water, sewer, trash service, and common area mowing included. This presents a clear value-add opportunity for new ownership to increase rents toward market rates over time while implementing utility bill-backs to tenants, reducing operating expenses and improving net operating income. The park-owned home currently generates an additional $270 per month above lot rent. The single-family home is currently leased for $520 per month, slightly below market rent, providing another opportunity to increase revenue through future rent adjustments. With below-market rents, utility reimbursement potential, and multiple avenues for income growth, Up Town Park offers investors an attractive value-add opportunity with stable in-place cash flow and long-term upside. Below Market Rents Park-owned Home income above lot rent: $270 Single-family home income: $520 Utility recapture potential Remodeled Single Family Home Well maintained park-owned homes 55+ current tenant base
All details
Figures are transcribed from the source listing as published. “Source page last checked” is when our crawler last fetched that page — it is not a check of the financials and not confirmation from the broker.
| Asking price | $139,000 |
|---|---|
| Sites | 6 |
| Price per site | $23,167 |
| Cap rate | 10.20% |
| Address | 5 Cheney Street |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 2026 |
| Source last changed | Sep 26, 2026 |
Before you call the broker
7 things are not disclosed on this listing. These are the questions that would close the gap — specific to a park, not a generic list.
Net operating income — not disclosed
What is the trailing twelve-month NOI, and what does it include and exclude?
The single number a lender will size debt against. Ask what is excluded — management fees and reserves are the usual omissions.
What period the financials cover — not disclosed
Are these figures trailing twelve months, last calendar year, or projected?
A projected stabilised NOI and a current operating NOI can differ by a third, and both get called "NOI".
Gross income and operating expenses — not disclosed
Can you share a trailing twelve-month profit and loss, with the expense lines itemised?
NOI alone hides whether income is high or expenses are being under-reported. The split is what you underwrite.
Reason for sale — not disclosed
Why is the owner selling, and how long have they held it?
Never published on a listing, always worth knowing. Retirement and a looming capital bill are very different situations.
Operating season and seasonal mix — not disclosed
Is this year-round or seasonal, and what is the split between seasonal, monthly and transient guests?
A seasonal park with a five-month window is a different business from a year-round one at the same annual revenue.
Utility infrastructure — not disclosed
Are water, sewer and electric municipal or private, and what condition is the infrastructure in?
A private septic or well at end of life is a capital item that can exceed a year of NOI, and it will not appear in the expenses.
Permits and non-conforming use — not disclosed
Is the current site count permitted, and is any of it legal non-conforming?
A park operating more sites than it is permitted for cannot be financed at the income it shows.
Asking price — disclosed
Currency of the asking price — disclosed
Site count and hookup mix — disclosed
Whether the land is included — disclosed
What has changed
Every date below is when we observed a change, not when it happened. We first saw this listing on Sep 6, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Sep 26, 2026Price reduced$159,000 → $139,000
- Sep 26, 2026Price reduced
- Sep 6, 2026First seen by UnitListed
